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HomeMy WebLinkAboutZ-8127 Staff AnalysisDECEMBER 18, 2006 ITEM NO.: D File No.: Z-8127 Owner: Gloria Lawson and Steve Arnett Applicant: Jennifer Herron Address: 317 North Ridge Road Description: Lot 360, Kingwood Place Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and the building line provisions of Section 31-12 to allow a porch addition with a reduced front setback and which crosses a platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT X Publir. Works Issues: No Comments B. Staff Analvsis: The R-2 zoned property at 317 North Ridge Road is occupied by a one-story brick and frame single family residence. There is a two -car wide driveway from North Ridge Road which serves as access. The property contains a 25 foot front platted building line. The existing porch near the center of the structure extends approximately one (1) foot across the platted building line, with steps extending slightly further. The applicant proposes to construct a new 8 foot by 18 foot porch structure to replace the existing porch. The new porch will be unenclosed on the north, south and west sides, and be constructed to match the existing house. The proposed porch will extend across the front platted building line by six (6) feet, for a setback of 19 feet from the front property line. There will be two (2) or DECEMBER 18, 2006 ITEM NO.: D (CON'T. three (3) steps on front of the porch structure, extending slightly closer to the front property line. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for this R-2 zoned lot. Section 31-12( c) of the subdivision ordinance requires that encroachments across platted building lines be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances to allow the new front porch and steps with a reduced front setback and which crosses the front platted building line. Staff is supportive of the requested variances. Although staff observed few similar front encroachments in this area, the requested variances are very minor in nature. The fact that the porch addition will be unenclosed will lessen any possible visual impact on the adjacent properties. Staff believes the proposed porch addition will not be out of character with the neighborhood and will add to the street appeal of the residence. There appears to be no specific uniform setback of the houses from North Ridge Road in this immediate area, as there is some minor variation in front setback depths. Staff feels the proposed front encroachment will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the new porch/step structure. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. C. Staff Recommendation: Staff recommends approval of the requested front setback and building line wnrinnnegs1lbiect to the frAMAiing_nnnrlitinns: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. The porch structure must remain unenclosed. 3. The steps must remain uncovered and unenclosed. BOARD OF ADJUSTMENT: (NOVEMBER 27, 2006) Staff informed the Board that the application needed to be deferred to the December 18, 2006 Agenda due to the fact that the applicant failed to complete the required notification to surrounding property owners as required. The item was placed on the Consent Agenda and deferred to the December 18, 2006 agenda by a vote of 4 ayes, 0 nays and 1 open position. DECEMBER 18, 2006 ITEM NO.: D (CON'T. BOARD OF ADJUSTMENT: (DECEMBER 18, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 3 ayes, 0 nays, 1 absent and 1 open position.